Selling a House: What Your Solicitor Actually Does

Selling a property in the UK involves much more than putting your house on the market and accepting an offer.

Once you have agreed a sale, your property solicitor or conveyancer takes responsibility for the legal side of the transaction. Their job is to investigate the property’s legal title, prepare the property sale contract, deal with the buyer’s solicitor, answer legal enquiries, arrange repayment of your mortgage and ultimately complete the property sale and transfer of ownership.

Understanding each stage of the residential conveyancing process can make selling your home considerably less stressful and can help prevent unnecessary delays.

This guide explains what a solicitor does when selling a property in England and Wales, from the initial instruction through to exchange of contracts and completion.

Important: This article provides general information about residential property conveyancing in England and Wales. The exact process can vary depending on whether the property is freehold, leasehold, registered or unregistered, mortgaged, tenanted or subject to unusual title issues.

Step 1: Instruct a Property Solicitor or Conveyancer

The first legal step when selling a house is to instruct a conveyancing solicitor or licensed conveyancer.

You can technically wait until you have found a buyer, but instructing your conveyancer before or at the start of marketing can help get the legal paperwork underway early.

The Law Society recommends sellers instruct a conveyancer as early as possible, ideally before the marketing stage. (Law Society)

Your solicitor will normally ask you to provide:

• your identification;

• proof of address;

• information about the property;

• title documents, where applicable;

• mortgage information;

• planning permissions;

• building regulations certificates;

• guarantees and warranties;

• information about alterations;

• information about boundaries;

• details of occupiers;

• and other relevant property documentation.

The Law Society similarly advises sellers to gather title documents, planning permissions and evidence of relevant checks before or during the conveyancing process. (Law Society)

Step 2: Your Solicitor Verifies Your Identity and Authority to Sell

Before your solicitor can properly proceed with the sale, they need to establish that you are entitled to sell the property.

This involves checking your identity and establishing who legally owns the property.

For a straightforward registered property, your solicitor will normally investigate the HM Land Registry title.

The registered title provides important information about:

• the registered proprietor;

• the property description;

• title number;

• restrictions;

• charges;

• notices;

• rights;

• covenants;

• and other matters affecting the title.

If you are selling through an attorney, as an executor or administrator of an estate, or as a trustee, additional documentation may be required to demonstrate your authority to sell.

The Law Society’s current TA6 guidance specifically recognises sellers acting under powers of attorney, grants of probate or representation, and trusts. (Law Society)

Why this matters

Your solicitor needs to establish that the person signing the sale contract actually has the legal authority to sell the property.

Step 3: Your Solicitor Obtains and Checks the Property Title

One of the most important jobs your property conveyancing solicitor performs is checking the legal title.

The solicitor will review the title to identify potential problems that could affect the sale.

This can include checking:

• who owns the property;

• whether the property is freehold or leasehold;

• mortgages and registered charges;

• restrictions on the title;

• restrictive covenants;

• rights of way;

• easements;

• access rights;

• boundary information;

• notices;

• charges;

• and other title matters.

A buyer’s solicitor will also investigate the title.

Therefore, it is much better for a seller’s solicitor to identify a potential defective title before the buyer’s solicitor discovers it.

Common title problems

Examples include:

• missing deeds;

• defective rights of way;

• missing rights to services;

• restrictive covenant issues;

• boundary discrepancies;

• unregistered land;

• historic mortgages that have not been removed;

• restrictions that have not been complied with;

• missing documents;

• and inconsistencies between the title and the physical property.

Where a title defect exists, your solicitor may advise that it needs to be resolved or that legal indemnity insurance or defective title insurance could be considered.

Step 4: Your Solicitor Sends You the TA6 Property Information Form

One of the most important documents when selling a house is the TA6 Property Information Form.

The TA6 contains information about the property that is provided by the seller for the buyer.

The Law Society’s TA6 sixth edition is the current form for new transactions where a CQS firm is instructed from 30 March 2026. (Law Society)

The TA6 covers numerous aspects of the property, including matters such as:

• boundaries;

• disputes;

• notices;

• alterations;

• guarantees and warranties;

• insurance;

• environmental matters;

• rights and informal arrangements;

• parking;

• services;

• connections to services;

• transaction information;

• and completion arrangements. (Law Society)

Your solicitor will send the form to you to complete.

Why is the TA6 so important?

The information you provide can be relied upon by the buyer.

The Law Society advises sellers to answer the questions truthfully, completely and as accurately as possible from their own knowledge. If information is incomplete or misleading, this can potentially cause problems after completion. (Law Society)

Your solicitor does not normally inspect your house to verify every answer.

You are providing information about the property based on what you know.

Common TA6 questions may relate to:

Boundaries

Who owns and maintains fences, walls, hedges and other boundaries?

Disputes

Have there been disputes with neighbours?

Alterations

Have you carried out extensions, loft conversions, structural alterations or other works?

Planning permission

Was planning permission obtained where required?

Building regulations

Was building regulations approval obtained for relevant works?

Guarantees

Are there guarantees or warranties for works or installations?

Rights

Are there rights of way or informal arrangements affecting the property?

Services

How are water, drainage, electricity, gas and other services connected?

Step 5: Your Solicitor Investigates Planning Permission and Building Regulations

This is one of the stages that can cause significant delays during house sale conveyancing.

If you have carried out work to the property, your solicitor may need documentation relating to:

• planning permission;

• permitted development;

• lawful development certificates;

• building regulations approval;

• building regulations completion certificates;

• regularisation certificates;

• FENSA certificates;

• electrical installation certificates;

• boiler certificates;

• guarantees;

• structural warranties;

• and other relevant approvals.

The Law Society specifically advises sellers to provide documents relating to planning permissions and building control consents and to tell their solicitor if documents are missing. (Law Society)

What if you cannot find the paperwork?

Do not ignore it.

Tell your solicitor.

Depending on the circumstances, possible solutions could include:

• obtaining replacement documentation;

• applying for a lawful development certificate;

• applying for retrospective planning permission;

• applying for a building regulations regularisation certificate;

• obtaining replacement certificates;

• or considering legal indemnity insurance.

The appropriate solution depends upon the particular circumstances.

Step 6: If You Are Selling a Leasehold Property, Your Solicitor Deals With the Lease

Selling a leasehold property is often more complicated than selling a straightforward freehold house.

Your solicitor will need to examine the lease and obtain information relevant to the sale.

This can involve:

• the lease;

• ground rent;

• service charges;

• management information;

• buildings insurance;

• planned major works;

• notices;

• landlord information;

• managing agent information;

• restrictions on assignment;

• consent requirements;

• and other leasehold matters.

The seller may need to complete a TA7 Leasehold Information Form alongside the TA6.

The Law Society’s current TA7 fifth edition applies to new transactions where a CQS firm is instructed from 30 March 2026. (Law Society)

Why can leasehold sales take longer?

The seller’s solicitor may need to obtain information from:

• the freeholder;

• managing agent;

• landlord;

• residents’ management company;

• or other parties.

If the management information is delayed, the entire leasehold conveyancing process can be delayed.

Step 7: Your Solicitor Prepares the Property Sale Contract

Once the title and seller information are sufficiently prepared, your solicitor prepares the contract for sale.

The contract will contain the legal terms governing the sale.

It will normally identify:

• the seller;

• the buyer;

• the property;

• the purchase price;

• the title;

• the agreed transaction terms;

• the completion date;

• and other relevant contractual provisions.

The contract is not normally legally binding until exchange of contracts.

This is one of the most important stages of the property selling process.

Step 8: Your Solicitor Sends the Contract Pack to the Buyer’s Solicitor

The seller’s solicitor sends the relevant legal paperwork to the buyer’s conveyancer.

The property contract pack can include documents such as:

• draft contract;

• title documents;

• title plan;

• TA6 Property Information Form;

• TA10 Fittings and Contents Form;

• TA7 Leasehold Information Form where applicable;

• planning documentation;

• building regulations documentation;

• guarantees;

• and other relevant information.

The buyer’s solicitor then reviews the documentation.

The Law Society explains that the TA6 is intended to provide buyers with key information held by the seller about the property before they commit to buying it. (Law Society)

Step 9: The Buyer’s Solicitor Raises Enquiries

Once the buyer’s solicitor has reviewed the contract pack, they may send conveyancing enquiries to your solicitor.

This is often one of the longest stages of selling a house.

The buyer’s solicitor may ask questions about:

• planning permission;

• building regulations;

• boundaries;

• rights of way;

• restrictive covenants;

• disputes;

• alterations;

• guarantees;

• services;

• insurance;

• leasehold management;

• service charges;

• ground rent;

• notices;

• and other legal matters.

Your solicitor will consider the enquiries and obtain your instructions where necessary.

You may need to provide additional information or documents.

Step 10: Your Solicitor Answers the Buyer’s Legal Enquiries

Your conveyancing solicitor will respond to the buyer’s solicitor.

Some questions can be answered from the title documents.

Others may require information from you.

For example, the buyer’s solicitor might ask:

“Was planning permission obtained for the rear extension?”

Your solicitor may ask you to provide the planning permission.

If you do not have it, your solicitor will consider what advice should be given and whether an alternative solution is appropriate.

Why honesty matters

If you know about a problem with the property, tell your solicitor.

The Law Society’s TA6 guidance emphasises that sellers should provide truthful, complete and accurate answers based on their knowledge. (Law Society)

Trying to hide a problem can create considerably greater legal and financial risks than dealing with it properly during the sale.

Step 11: Your Solicitor Deals With Your Mortgage

If you have an existing mortgage, your solicitor will need to arrange for it to be redeemed on completion.

Your solicitor will obtain the relevant mortgage redemption information from your lender.

The outstanding mortgage is normally paid from the sale proceeds.

For example:

Sale price: £300,000

Mortgage redemption: £150,000

Estate agent fees and legal costs: £5,000

Approximate remaining proceeds: £145,000

The exact figures will depend on the transaction.

The Law Society’s TA6 guidance notes that existing mortgages will normally need to be repaid when a property is sold and that sellers may need to provide additional funds if the sale proceeds are insufficient. (Law Society)

Step 12: Your Solicitor Checks for Other Financial Charges

Your solicitor will also investigate whether there are other charges or financial matters affecting the property.

These could include:

• mortgage charges;

• secured loans;

• restrictions;

• rentcharges;

• service charge arrears;

• ground rent arrears;

• management fees;

• or other sums that need to be dealt with.

These matters need to be addressed before or at completion.

Step 13: You Complete the TA10 Fittings and Contents Form

The TA10 Fittings and Contents Form records what is included and excluded from the sale.

For example, the form can help establish whether items such as:

• light fittings;

• curtains;

• blinds;

• appliances;

• garden furniture;

• sheds;

• carpets;

• mirrors;

• television brackets;

• and other fixtures or fittings

are staying at the property.

This prevents arguments between buyer and seller about what should be left behind.

If the buyer and seller agree something different, your solicitor can incorporate the agreement into the transaction documentation.

Step 14: Your Solicitor Negotiates the Legal Position

Sometimes the buyer’s solicitor identifies a problem.

For example:

“The seller has an extension but there is no building regulations completion certificate.”

Your solicitor may then investigate possible solutions.

Depending upon the issue, this might involve:

• providing further evidence;

• obtaining documentation;

• negotiating a contractual solution;

• applying for retrospective approval;

• arranging a legal indemnity insurance policy;

• or explaining why the issue does not prevent the sale.

This is where an experienced property solicitor can be particularly valuable.

Step 15: The Buyer Arranges Their Mortgage and Searches

Although the buyer’s solicitor deals primarily with the buyer’s side, this stage affects the seller because the transaction cannot normally reach completion until the buyer is ready.

The buyer may arrange:

• mortgage finance;

• property searches;

• survey;

• valuation;

• title investigations;

• and other due diligence.

The buyer’s lender may also have its own requirements.

This can create additional conveyancing enquiries for your solicitor to answer.

Step 16: Both Sides Agree the Completion Date

Once:

• enquiries have been answered;

• title issues have been dealt with;

• mortgage requirements have been satisfied;

• searches have been reviewed;

• the buyer is ready;

• and both parties are happy with the contract,

the parties can agree a completion date.

The completion date is the date on which the purchase money is transferred and ownership changes hands.

The Law Society defines completion as the stage where the sale price is paid, ownership passes to the buyer and the seller hands over the keys. (Law Society)

Step 17: Exchange of Contracts

Exchange of contracts is the point at which the sale contract becomes legally binding.

Before exchange, either party can generally withdraw from the transaction without the contractual consequences that apply after exchange.

After exchange, both buyer and seller are legally committed to complete the transaction according to the contract.

The contract will specify the agreed completion arrangements.

This is a crucial distinction:

Offer accepted ≠ legally binding sale

Exchange of contracts = legally binding contract

That is why it is possible for a house sale to fall through after an offer has been accepted but before contracts are exchanged.

Step 18: Your Solicitor Prepares for Completion

After exchange, your solicitor prepares everything necessary for completion.

This can include:

• obtaining final mortgage redemption figures;

• checking the completion statement;

• confirming the completion arrangements;

• preparing the transfer documentation;

• dealing with outstanding legal matters;

• confirming funds required;

• and liaising with the buyer’s solicitor.

The completion statement will set out the financial calculation for the sale.

It may include:

Sale price

minus:

• mortgage redemption;

• estate agent fees;

• legal fees;

• management fees;

• service charge;

• ground rent;

• other agreed deductions.

The balance is the amount due to you after completion, subject to the final figures.

Step 19: You Sign the Transfer Deed

For a registered property being transferred in its entirety, the relevant transfer is generally completed using Form TR1.

HM Land Registry’s guidance confirms that form TR1 is used to transfer the whole of a registered property in one or more registered titles. (GOV.UK)

Your solicitor will arrange for the necessary documentation to be signed correctly.

This is an important legal document because it transfers the property from the seller to the buyer.

Step 20: Completion Takes Place

On the agreed completion day, the buyer’s solicitor sends the purchase money to the seller’s solicitor.

Once the seller’s solicitor confirms that the money has been received, completion takes place.

Your solicitor will then usually:

1. confirm completion;

2. authorise release of the keys through the estate agent;

3. repay the existing mortgage;

4. pay other sums due;

5. account to you for the remaining sale proceeds;

6. and deal with the post-completion legal work.

At this point, the buyer becomes the owner of the property.

Step 21: Your Solicitor Repays Your Mortgage

Following completion, your solicitor uses the sale proceeds to redeem the outstanding mortgage.

The lender will then deal with the release of its charge from the title.

This is an important part of the post-completion conveyancing process.

Step 22: Your Solicitor Deals With Post-Completion Matters

The legal work does not necessarily stop the moment you receive your sale proceeds.

Your solicitor may still need to deal with:

• mortgage redemption;

• removal of charges;

• transfer documentation;

• Land Registry matters;

• final accounts;

• outstanding fees;

• and sending you copies of relevant documents.

The exact post-completion work depends upon the circumstances of the property sale.

How Long Does It Take to Sell a Property?

There is no fixed timeframe for a property sale.

A straightforward transaction might proceed relatively quickly, while a complicated sale can take considerably longer.

Common causes of delay include:

• missing title documents;

• defective title;

• planning permission problems;

• missing building regulations certificates;

• leasehold management information;

• slow responses to enquiries;

• mortgage delays;

• complex chains;

• probate;

• unregistered land;

• boundary disputes;

• restrictive covenants;

• absent freeholders;

• and delays obtaining legal indemnity insurance.

This is why instructing your conveyancing solicitor early can be beneficial.

How Can a Seller Speed Up the Conveyancing Process?

If you want to sell your house quickly, preparation can make a significant difference.

Before accepting an offer, try to locate:

• title documents;

• planning permissions;

• building regulations certificates;

• guarantees;

• warranties;

• FENSA certificates;

• boiler documents;

• electrical certificates;

• extension paperwork;

• building control completion certificates;

• lease documents;

• ground rent information;

• service charge information;

• and other relevant property documents.

Also think carefully about the answers you will give in your TA6 Property Information Form.

The Law Society advises sellers to provide their solicitor with relevant documents, including planning permissions and building control consents, and to tell their solicitor about missing documents. (Law Society)

What Can Cause a House Sale to Fall Through?

A property sale can fail for many reasons.

Common examples include:

1. Defective title

The buyer’s solicitor discovers a legal problem with the title.

2. Planning permission problems

An extension or other development does not have the expected planning documentation.

3. Building regulations problems

The seller cannot produce the relevant building regulations approval or completion certificate.

4. Survey problems

The buyer’s survey identifies significant physical problems.

5. Mortgage problems

The buyer cannot obtain the required mortgage finance.

6. Leasehold problems

The lease, service charges, ground rent or management information creates an issue.

7. Boundary disputes

The physical boundaries do not appear to correspond with the legal title.

8. Restrictive covenants

A covenant creates a concern about the buyer’s proposed use of the property.

9. Chain problems

Another transaction in the chain collapses or is delayed.

10. Buyer or seller changes their mind

Before exchange of contracts, the transaction is generally not contractually binding.

What Does a Solicitor Actually Do When Selling a House?

In simple terms, the seller’s solicitor is responsible for the legal conveyancing process.

Their work can be summarised as:

1. Verify the seller

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2. Check the property title

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3. Prepare the TA6

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4. Deal with leasehold information where applicable

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5. Prepare the contract pack

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6. Send the contract pack to the buyer’s solicitor

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7. Deal with conveyancing enquiries

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8. Resolve title and legal issues

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9. Obtain mortgage redemption information

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10. Agree exchange and completion

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11. Exchange contracts

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12. Complete the sale

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13. Redeem the mortgage

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14. Account to the seller for the sale proceeds

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15. Complete post-completion legal work

Selling a Property With Problems

Not every property sale is straightforward.

Your solicitor may need to deal with additional legal work if the property has:

• an extension without planning permission;

• missing building regulations approval;

• a defective title;

• a missing right of way;

• restrictive covenants;

• boundary problems;

• an unregistered title;

• a missing deed;

• adverse possession issues;

• a leasehold problem;

• an absent landlord;

• probate issues;

• an existing tenant;

• or another legal defect.

In these situations, property indemnity insurance can sometimes provide a solution.

For example, a lack of planning permission indemnity policy, building regulations indemnity insurance, restrictive covenant indemnity insurance or defective title insurance may be considered where appropriate.

However, indemnity insurance is not suitable for every situation, and the exact policy wording matters.

Final Checklist: Selling a Property Through a Solicitor

Before putting your property on the market, it is worth preparing the following:

• Instruct a conveyancing solicitor

• Provide identification

• Confirm ownership

• Locate your title documents

• Provide mortgage details

• Complete the TA6 Property Information Form

• Complete TA7 if the property is leasehold

• Complete TA10 Fittings and Contents Form

• Locate planning permissions

• Locate building regulations certificates

• Locate guarantees and warranties

• Tell your solicitor about alterations

• Tell your solicitor about disputes

• Tell your solicitor about boundary issues

• Tell your solicitor about restrictive covenants

• Tell your solicitor about missing documents

• Review the contract

• Respond promptly to enquiries

• Agree the completion date

• Sign the transfer deed

• Exchange contracts

• Prepare for completion

• Complete the sale

• Repay the mortgage

• Receive the balance of the sale proceeds

Selling a House: The Key Takeaway

Selling a property in the UK is a legal process as well as a commercial transaction.

Your estate agent generally deals with marketing the property, finding a buyer and negotiating the price, while your solicitor or conveyancer handles the legal transfer of the property.

The solicitor’s role covers everything from checking the property title and preparing the TA6 Property Information Form, through to dealing with conveyancing enquiries, preparing the contract for sale, exchanging contracts, completing the transaction and dealing with the mortgage redemption and post-completion requirements.

The best way to make a property sale as smooth as possible is to prepare early.

Missing documents, undisclosed alterations, defective title, planning permission problems and leasehold information can all create delays.

If your solicitor knows about these issues from the beginning, they can investigate them and advise you on the appropriate solution before they become a last-minute problem.